547 Woodbine Ct · South Lebanon, OH 45039

$379,900

4 bd · 2.5 ba · 1,981 sqft · SingleFamily public records · 50 Days on market

Built 2010 8,398 sqft lot $192/sqft · 8% below area Est $413k · 8% under $50/mo HOA · 2% of rent ↓ 52% since listing

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Why this score? — see what drove the C- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• ARV discount +11.1/15.0
• Appreciation +10.0/10.0
• Cash flow +8.2/30.0
• Schools +6.1/10.0
• Rent growth +4.4/5.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• DSCR +2.2/10.0

Listing remarks MLS

Open Sun 3~5.LOWEST price!!!Don't wait!!!A BEAUTY. NEW CARPET! Unique spacious open design/rear stairs. Great wood/laminate floors, gas marble fireplace. New 16x16' deck. Level yard, mostly fenced, great for kids. Area pool & lake. Convenient 2nd floor laundry High eff furnace new wtr htr and sump pump /battery backup 4th bath rough-in bsmt.

Key facts

• 8,398 sq ft lot
• 2 garage spots
• Built 2010

Property features AI

Finance

• HOA & community: HOA managed by Stonegate Property Management; Annual association fee of $600 paid by owner; HOA covers association dues and community landscaping

Exterior

• Parking: Attached front garage with 2 garage spaces; Off-street parking and driveway
• Utilities: Public water; Public sewer; Natural gas
• Home design: Traditional single-family home; Two levels; Poured foundation
• Construction: Brick and vinyl siding exterior; Shingle roof
• Exterior features: Deck; Porch; Bay/bow insulated vinyl windows; Cable available

Interior

• Kitchen: Island; Wood cabinets; Vinyl flooring; Dishwasher; Microwave; Oven/Range; Refrigerator
• Bedrooms: Four bedrooms total; Primary bedroom on level 2 (approx. 15 x 14)
• Flooring: Vinyl flooring in kitchen; Wood floor in entry/foyer; Wall-to-wall carpet in living area
• Bathrooms: Two full bathrooms; One half bathroom; Primary bathroom with shower
• Heating & cooling: Forced-air gas heating; Central air conditioning; Gas water heating
• Interior features: Cathedral ceiling; Multi-panel doors; Wall-to-wall carpet in living area; Fireplace (gas); Loft; Full basement
• Laundry & utility: Second-floor laundry room (approx. 9 x 6)

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $380k.

Deal economics

• At list price, monthly cash flow is $-359 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $317k (16.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $280k (26.2% below list).
• Recommended offer: $280k (26.2% below list) — sets the bar for 1% rule.
• Cap rate 5.2% vs local median 3.5% in South Lebanon — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 74/100 on livability (#279 in OH, #4,589 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, cost of living A+; Watch: schools F, amenities F, commute F.
• Little Miami Local (rural): math 67% / reading 70% proficiency, ranked #140 of 656 in OH (top 21%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 17% free/reduced lunch — higher-income household profile.
• Market conditions: Rents rising fast (+7.4%/yr); 126 active listings in the ZIP; solid renter incomes; 1,224 units permitted in Warren County in 2024 (474 in 5+ unit buildings).
• This rent runs 31% of the median local income ($109k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $41k of equity ($3k loan paydown + $38k appreciation (10.0% local appreciation)).
• Warren County population projected at +16% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$65k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 50 days — a 3% lower offer ($369k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 16y ago; this cycle's ask has dropped $20k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $180k; list at $380k implies a 111% gain — meaningful room to come down on a strong offer.

Recommended offer $280,216 (26.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 50 days. Have you received any prior offers? Is the seller open to a 26% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
7. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
8. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.74% ✗
• Cap rate: 5.16%
• Cash-on-cash: -4.05%
• DSCR: 0.82
• GRM: 11.3

CMA / ARV

• ARV (median comp): $413,186
• List price: $379,900
• Delta: -8.06%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6046 Driftwood Ct	0.29mi	4/2.5	1,980 (-0%)	1mo	$385,000	$194	86
487 Woodbine Ct	0.06mi	3/3.0 (-1)	2,071 (+4%)	5mo	$415,000	$200	79
5670 Beechtree Ln	0.23mi	3/2.5 (-1)	2,076 (+5%)	2mo	$376,000	$181	75
6017 Turning Leaf Way	0.14mi	5/4.5 (+1)	2,069 (+4%)	0mo	$445,000	$215	73
6107 Driftwood Ct	0.37mi	4/2.5	2,072 (+5%)	4mo	$370,000	$179	72
6212 Turning Leaf Way	0.31mi	3/2.5 (-1)	2,122 (+7%)	0mo	$415,000	$196	68
5598 Noble Ct	0.39mi	4/2.5	2,275 (+15%)	3mo	$400,000	$176	55
6143 Maple Grv	0.36mi	3/2.5 (-1)	1,724 (-13%)	4mo	$323,900	$188	53
5501 Windsor Ct	0.55mi	3/2.5 (-1)	2,140 (+8%)	4mo	$360,000	$168	53
97 Bedles Ct	0.61mi	3/3.5 (-1)	2,099 (+6%)	4mo	$448,000	$213	50
98 Bedles Ct	0.63mi	3/2.0 (-1)	1,762 (-11%)	0mo	$382,500	$217	45
5365 Station Dr	0.57mi	3/3.0 (-1)	2,228 (+12%)	4mo	$445,000	$200	42

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 7.42% rent growth · sell at horizon

5-year hold

• IRR: 22.7%
• Equity multiple: 2.85×
• Total profit: $197,081
• Equity at exit: $342,244

10-year hold

• IRR: 21.4%
• Equity multiple: 6.92×
• Total profit: $629,884
• Equity at exit: $738,062

Cash invested: $106,372 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 73 Landlord-Friendly
• State Ohio: 73 Landlord-Friendly · R+6
• County: — inherits STATE
• City: — inherits STATE

3-day notice; Cleveland / Columbus have some habitability code enforcement; otherwise landlord-leaning.

Methodology + full state rankings →

ZIP-level market 45039

• Home prices YoY: 7.3%
• Rents YoY: 7.4%
• Active inventory: 126
• Price-to-rent: 11.3×

Monthly cashflow live

• Estimated rent: $2,802 medium
• Mortgage (P&I): −$1,992
• Tax from tax record: −$372 /mo · $4,463/yr
• Insurance: −$158
• HOA: −$50
• Vacancy / Maint / Mgmt: −$588
• Net cashflow: $-359

Break-even live

Break-even rent $3,256

Max offer price $316,525

Occupancy floor —

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $94,975
• Closing costs: $11,397
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $50 · $600/yr
• Likely covers: gaspool

Listing history 27 events

1. 2026-06-18
   days on market $379,900 Active 50 DOM
2. 2026-06-18
   price $379,900 Active 49 DOM
3. 2026-06-17
   days on market $389,900 Active 49 DOM
4. 2026-06-16
   days on market $389,900 Active 48 DOM
5. 2026-06-15
   days on market $389,900 Active 47 DOM
6. 2026-06-13
   days on market $389,900 Active 45 DOM
7. 2026-06-09
   days on market $389,900 Active 41 DOM
8. 2026-06-08
   days on market $389,900 Active 40 DOM
9. 2026-06-07
   days on market $389,900 Active 39 DOM
10. 2026-06-03
    days on market $389,900 Active 35 DOM
11. 2026-06-02
    days on market $389,900 Active 34 DOM
12. 2026-06-01
    days on market $389,900 Active 33 DOM
13. 2026-05-31
    days on market $389,900 Active 32 DOM
14. 2026-04-30
    listed $400,000 Active 762-char remark
15. 2016-11-04
    soldstatus $180,000
16. 2016-10-24
    soldstatus $180,000 Sold 347-char remark

    Show marketing remark (347 chars)

    Open Sun 3~5.LOWEST price!!!Don't wait!!!A BEAUTY. NEW CARPET! Unique spacious open design/rear stairs. Great wood/laminate floors, gas marble fireplace. New 16x16' deck. Level yard, mostly fenced, great for kids. Area pool & lake. Convenient 2nd floor laundry High eff furnace new wtr htr and sump pump /battery backup 4th bath rough-in bsmt.

17. 2016-09-13
    historical Accept Backup Offers 347-char remark

    Show marketing remark (347 chars)

    Open Sun 3~5.LOWEST price!!!Don't wait!!!A BEAUTY. NEW CARPET! Unique spacious open design/rear stairs. Great wood/laminate floors, gas marble fireplace. New 16x16' deck. Level yard, mostly fenced, great for kids. Area pool & lake. Convenient 2nd floor laundry High eff furnace new wtr htr and sump pump /battery backup 4th bath rough-in bsmt.

18. 2016-09-11
    price $185,990 347-char remark

    Show marketing remark (347 chars)

    Open Sun 3~5.LOWEST price!!!Don't wait!!!A BEAUTY. NEW CARPET! Unique spacious open design/rear stairs. Great wood/laminate floors, gas marble fireplace. New 16x16' deck. Level yard, mostly fenced, great for kids. Area pool & lake. Convenient 2nd floor laundry High eff furnace new wtr htr and sump pump /battery backup 4th bath rough-in bsmt.

19. 2016-09-11
    price $185,999 347-char remark

    Show marketing remark (347 chars)

    Open Sun 3~5.LOWEST price!!!Don't wait!!!A BEAUTY. NEW CARPET! Unique spacious open design/rear stairs. Great wood/laminate floors, gas marble fireplace. New 16x16' deck. Level yard, mostly fenced, great for kids. Area pool & lake. Convenient 2nd floor laundry High eff furnace new wtr htr and sump pump /battery backup 4th bath rough-in bsmt.

20. 2016-09-11
    price $185,900 347-char remark

    Show marketing remark (347 chars)

    Open Sun 3~5.LOWEST price!!!Don't wait!!!A BEAUTY. NEW CARPET! Unique spacious open design/rear stairs. Great wood/laminate floors, gas marble fireplace. New 16x16' deck. Level yard, mostly fenced, great for kids. Area pool & lake. Convenient 2nd floor laundry High eff furnace new wtr htr and sump pump /battery backup 4th bath rough-in bsmt.

21. 2016-08-29
    price $192,900 347-char remark

    Show marketing remark (347 chars)

    Open Sun 3~5.LOWEST price!!!Don't wait!!!A BEAUTY. NEW CARPET! Unique spacious open design/rear stairs. Great wood/laminate floors, gas marble fireplace. New 16x16' deck. Level yard, mostly fenced, great for kids. Area pool & lake. Convenient 2nd floor laundry High eff furnace new wtr htr and sump pump /battery backup 4th bath rough-in bsmt.

22. 2016-08-21
    listed $199,900 Active 347-char remark

    Show marketing remark (347 chars)

    Open Sun 3~5.LOWEST price!!!Don't wait!!!A BEAUTY. NEW CARPET! Unique spacious open design/rear stairs. Great wood/laminate floors, gas marble fireplace. New 16x16' deck. Level yard, mostly fenced, great for kids. Area pool & lake. Convenient 2nd floor laundry High eff furnace new wtr htr and sump pump /battery backup 4th bath rough-in bsmt.

23. 2010-12-03
    soldstatus $159,900

    Show marketing remark (243 chars)

    When it comes to your new home, who says you can't have it all? Drees' Simplistyle designs - Staffordshire will provide a better home w/EnergyStar effcncy, long-lasting materials & enhanced durability. You'll get more sq ft for your money!

24. 2010-10-06
    listed $159,900

    Show marketing remark (243 chars)

    When it comes to your new home, who says you can't have it all? Drees' Simplistyle designs - Staffordshire will provide a better home w/EnergyStar effcncy, long-lasting materials & enhanced durability. You'll get more sq ft for your money!

25. 2010-09-30
    historical
26. 2010-03-23
    listed $179,830
27. 2006-07-19
    soldstatus $798,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast OH · Partial reset (capped growth)

• Current annual tax: $4,463 · $372/mo
• Projected year-2 tax: $5,195 · $433/mo
• Expected delta: +$732/yr (+$61/mo · 16.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥101°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $33,626
• − Mortgage interest: −$21,280
• − Property taxes: −$4,463
• − Insurance: −$1,900
• − Repairs & maintenance: −$2,690
• − Management: −$2,690
• − HOA: −$600
• − Depreciation: −$11,052
• Taxable loss: −$11,049
• Est. tax savings @ 24.0%: +$2,652
• After-tax cash flow: $-1,653/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Little Miami Local
• NCES district ID: 3905044
• Math proficiency: 67% ▼ -11.00%
• Reading proficiency: 70% ▼ -6.00%
• Median HH income: $74,949
• Composite: 60.5/100
• National rank: #844
• State rank: #140 of 656 in OH

Livability — South Lebanon

• Score: 74/100
• State rank: #279
• US rank: #4589

Category grades

Amenities F Commute F Cost of living A+ Crime A+ Employment A+ Housing A+ Health & safety F User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Warren County · 196,906 people
• City population: 7,053
• Metro: Cincinnati, OH-KY-IN
• Population (ZIP): 28,335
• Household income: $108,794
• Rent vs Own: 16.2% rent · 83.8% own
• Severe rent burden: 307.0

Population outlook (Warren County) Hauer SSP2

• Today (2025): 248,603 people
• By 2030: 259,345 · +4.3%
• By 2040: 277,666 · +11.7%
• By 2050: 289,599 · +16.5%
• By 2075: 311,681 · +25.4%
• By 2100: 302,738 · +21.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Hispanic / Latino 5% Two or more races 5% Asian 3% Black 2%
• Common ancestry: Romanian 2% Scotch-Irish 2% Lithuanian 2%
• Foreign-born: 8% · Canada, Jamaica
• Languages at home: 92% English-only · Spanish 3% Russian/Polish/Slavic 2% Other Indo-European 1%

Political lean MEDSL · Warren

• 2024 margin: Solid R (+31.5) · D 33.8% · R 65.3%
• 2008→2024 swing: +4.5pp toward D · 2008: -36.1pp · 2024: -31.5pp
• All cycles: 2024: R+31.5 2020: R+30.8 2016: R+37.6 2012: R+39.5 2008: R+36.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 38.63%
• Current HPI: 568.09
• Rent YoY: ▲ 7.42%
• Metro: Cincinnati, OH-KY-IN
• State GDP YoY: ▲ 1.98%
• F500 in state: 48

Industry mix (Fortune 500 HQ in OH)

Industry	F500 HQs	Revenue
▸Insurance	3	$145B
▸Industrial Machinery	3	$49B
▸Financial Services	3	$24B
▸Consumer Goods	2	$93B
▸Aerospace / Defense	2	$47B
▸Utilities	2	$33B

Price history

-52.4% since first listed

16 events — show timeline

• 2026-06-18 Price Changed $379,900 Cincy MLS
• 2026-05-30 Price Changed $389,900 Cincy MLS
• 2026-04-30 Listed $400,000 Cincy MLS
• 2016-11-04 Sold (Public Records) $180,000 Public Records
• 2016-10-24 Sold (MLS) $180,000 Cincy MLS
• 2016-09-13 Contingent — Cincy MLS
• 2016-09-11 Price Changed $185,990 Cincy MLS
• 2016-09-11 Price Changed $185,999 Cincy MLS
• 2016-09-11 Price Changed $185,900 Cincy MLS
• 2016-08-29 Price Changed $192,900 Cincy MLS
• 2016-08-21 Listed $199,900 Cincy MLS
• 2010-12-03 Sold (MLS) $159,900 Cincy MLS
• 2010-10-06 Listed $159,900 Cincy MLS
• 2010-09-30 Listing Removed — Cincy MLS
• 2010-03-23 Listed $179,830 Cincy MLS
• 2006-07-19 Sold (Public Records) $798,000 Public Records

Property tax history

+2.8%/yr

Latest (2025): $4,463 · -0.0% YoY. Source: county tax records.